Stay, unlock or downsize — the side-by-side
The comparison most lenders will not run for you, because one column ends their sale.
The person
- Homeowner 55+ weighing staying against selling
- Considering South Surrey, White Rock or a move closer to family
The problem
Downsizing is sold as the obvious answer. In this market the replacement home is often not much cheaper, and the transaction costs are real: property transfer tax, commissions, legal fees, moving, and strata fees that never existed before.
Model all three paths — stay as-is, access equity, or sell and rightsize — with the same assumptions, and let the numbers decide.
We do not begin with a reverse mortgage. We begin with the reason you are considering one.
The numbers we'd put in front of you
- What staying currently costs, all-in
- What a reverse mortgage could free up and how the balance grows
- Net proceeds from a sale after every cost
- New monthly housing cost in the replacement home
- Projected estate value under each path
Strong fit when
- Anyone 55+ before they commit to either direction
The honest caveat
Because Tyler is licensed for both mortgages and real estate through Engel & Völkers, both columns get built honestly. If selling wins, we will say so.
Before you assume this is the answer
If you fit this situation — or any of the others in the library — a reverse mortgage is one option, not the option. Because Tyler is licensed as both a mortgage broker (MB611612) and a realtor through Engel & Völkers, we'll also model what selling and rightsizing would leave you with, so you can see every available route and choose the one that makes the most sense to you. Run both below.
Model this: Stay, unlock or downsize — the side-by-side
Because Tyler is licensed as both a mortgage broker and a realtor, we can show you the borrow-and-stay path and the sell-and-rightsize path on the same screen — including the selling costs, property transfer tax and moving costs most reverse-mortgage calculators quietly leave out.
Reverse mortgage
Illustrated at 7.99% — CHIP Max 5-year fixed, effective July 3, 2026. Semi-annual compounding, not in advance.
Downsize
Friction cost of moving: $120,400 in costs you never get back — plus the neighbourhood, the doctors and the stairs you already know.
Reading this honestly
On these assumptions, staying and borrowing leaves roughly $49,087 more after 10 years, largely because a larger home keeps appreciating and the move costs are gone forever. That gap shrinks fast if the market flattens. Change the appreciation rate and the replacement price — the answer moves, and knowing which way it moves is the whole point.
Educational estimate only — not a pre-approval, not an offer of credit, and not a market valuation. Reverse mortgage rates, qualifying amounts and terms are confirmed only through a full application, appraisal and independent legal advice. Downsizing figures use typical South Surrey / White Rock selling costs and current BC property transfer tax rates.
Educational information only. Not a pre-approval and not advice about your specific circumstances. Amounts, rates and eligibility are confirmed only through a full application, appraisal and independent legal advice.
If you fit one of these buckets, you deserve to see every option — not just the one that pays us.
Tyler Waldron is licensed as both a mortgage broker (MB611612) and a realtor through Engel & Völkers. So alongside any reverse mortgage scenario, we'll also model what selling and rightsizing would actually leave you with — selling costs, property transfer tax, moving costs and all. Same advisor, both sides of the math, and no pressure to pick either one.